As many folks here have pointed out, many lenders have different programs with different terms and conditions. You certainly have to be weary of any offers that you see on-line. They like to throw out the best case scenarios to lure you in, but then after initial application it generally turns out that your situation does not fit into the mold of those low advertised rates. Or you may be seeing a rate advertised for a 15 year note instead of a 30 year note. My advice is to ask your agent for recommendations of loan officers that they have used in the past. I would also highly recommend shopping rates at 2 or 3 LOCAL lenders. Whether it be your bank or mortgage brokers, it is always helpful to be able to sit across a desk from someone and talk to them face to face.